504 S Counts St · Troy, OH 45373

$86,048

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 1 Days on market

Built 1943 7,405 sqft lot Est $156k · 45% under

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.1/10.0
• Schools +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,405 sq ft lot
• Built 1943

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Storm sewer; Sewer available
• Home design: Single-story home; Vinyl siding; Cellar foundation; Residential zoning; Lot roughly 50 x 150 (0.17 acres)
• Construction: Vinyl siding construction; Cellar foundation
• Exterior features: Deck; Porch; Storage; Shed(s)

Interior

• Kitchen: Main-level kitchen (14 x 6)
• Bedrooms: Two main-level bedrooms (11 x 9; 12 x 11)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Cap rate 8.6% vs local median 2.6% in Troy — 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 73/100 on livability (#345 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Troy City (suburban): math 61% / reading 61% proficiency, ranked #271 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.1%/yr); 281 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $43k; list at $86k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,048

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $156,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 S Counts St	0.03mi	2/1.0	960 (+8%)	1mo	$164,900	$172	84
233 S Crawford St	0.25mi	2/1.0	909 (+2%)	12mo	$160,000	$176	75
305 Herrlinger Way	0.29mi	2/1.0	909 (+2%)	12mo	$145,000	$160	72
704 E Canal St	0.15mi	2/1.0	944 (+6%)	13mo	$153,000	$162	72
622 Union St	0.22mi	2/1.0	851 (-4%)	14mo	$106,000	$125	72
1123 Patton St	0.29mi	2/1.0	864 (-3%)	14mo	$80,000	$93	71
428 S Counts St	0.02mi	3/1.0 (+1)	960 (+8%)	14mo	$115,000	$120	69
1003 S Mulberry St	0.43mi	3/1.0 (+1)	959 (+8%)	1mo	$182,500	$190	61
28 Vincent Ave	0.64mi	2/1.0	844 (-5%)	1mo	$175,000	$207	61
10 E Ross St	0.53mi	3/1.5 (+1)	889 (+0%)	9mo	$202,500	$228	60
229 W Ross St	0.72mi	3/1.0 (+1)	864 (-3%)	4mo	$204,900	$237	54
233 Elmwood Ave	0.75mi	3/1.0 (+1)	864 (-3%)	13mo	$175,125	$203	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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-4,808
• Equity at exit: $12,830

10-year hold

• IRR: 7.2%
• Equity multiple: 1.60×
• Total profit: $14,442
• Equity at exit: $7,440

Cash invested: $24,093 (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 45373

• Rents YoY: 5.1%
• Active inventory: 281
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$451
• Tax from tax record: −$175 /mo · $2,103/yr
• Insurance: −$36
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $107

Break-even live

Break-even rent $909

Max offer price $86,048

Occupancy floor 85%

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: $21,512
• Closing costs: $2,581
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 1/2 Race Dr Troy, OH	2.0	1.0	920	$750	$0.82	3d	1	0.10mi
433 S Market St Troy, OH	1.0	1.0	900	$950	$1.06	14d	1	0.45mi
580 Staunton Commons Dr Troy, OH	2.0–3.0	1.0	957	$1,095	$1.14	3d	2	0.96mi
609 Michigan Ave Troy, OH	2.0	1.0	696	$1,250	$1.80	3d	1	0.99mi
908 WASHINGTON Piqua, OH	1.0	1.0	850	$1,200	$1.41	23d	1	1.18mi
455 Stonyridge Ave Troy, OH	2.0	1.0	576	$1,175	$2.04	3d	5	1.35mi
1046 Laurel Tree Ct Apt D Troy, OH	1.0	1.0	772	$1,249	$1.62	23d	1	1.37mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   listed $86,048 Active
3. 2026-05-15
   listed $86,048
4. 2026-05-15
   historical
5. 1991-05-03
   soldstatus $42,600
6. 1988-01-14
   soldstatus $14,200

ⓘ 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: $2,103 · $175/mo
• Projected year-2 tax: $2,103 · $175/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 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $12,534
• − Mortgage interest: −$4,820
• − Property taxes: −$2,103
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,503
• Taxable income: $6
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,286/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: Troy City
• NCES district ID: 3904492
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $52,012
• Composite: 52.1/100
• National rank: #1625
• State rank: #271 of 656 in OH

Livability — Troy

• Score: 73/100
• State rank: #345
• US rank: #5621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, OH
• County: Miami County · 85,667 people
• City population: 37,565
• Metro: Dayton-Kettering, OH
• Population (ZIP): 37,565
• Household income: $75,742
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1134.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.93%
• Current HPI: 211.5279
• Rent YoY: ▲ 5.06%
• 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

+506.0% since first listed

6 events — show timeline

• 2026-05-15 Pending — Dayton MLS
• 2026-05-15 Listing Removed — WRIST
• 2026-05-15 Listed $86,048 WRIST
• 2026-05-15 Listed $86,048 Dayton MLS
• 1991-05-03 Sold (Public Records) $42,600 Public Records
• 1988-01-14 Sold (Public Records) $14,200 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,103 · +15.8% YoY. Source: county tax records.