810 Meadow Ln · Troy, OH 45373

$185,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 2 Days on market

Built 1957 9,148 sqft lot Est $175k · 6% over

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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 +13.0/30.0
• Schools +5.2/10.0
• ARV discount +5.0/15.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 1-bath gem located in the highly sought-after Troy School District! From the moment you arrive, you'll appreciate the pride of ownership and thoughtful updates that make this home truly move-in ready. Sunlight pours through the newer windows, filling the home with warmth and creating bright, inviting living spaces throughout. Recent improvements provide peace of mind for years to come, including a new roof (2023), water heater (2023), waterproofed basement (2024), furnace updates in 2025 featuring a new blower motor, gasket, igniter, and flame sensor, and a section of the concrete driveway replaced in 2025. The beautifully renovated bathroom, fresh paint, and stylish new light fixtures completed in 2026 add a fresh, modern touch. Downstairs, the full basement offers incredible flexibility with plenty of room for storage, hobbies, a home gym, or additional living space. Outside, you'll find a spacious backyard perfect for entertaining, gardening, or simply relaxing, along with a detached garage that provides extra storage for tools, toys, and seasonal items. Combining timeless care, major mechanical updates, and a fantastic location, this charming home is ready for its next chapter--just unpack and enjoy!

Key facts

• Renovated bathroom
• Water heater
• Furnace updates

Tags

• NEW ROOF
• WATER HEATER
• WATERPROOFED BASEMENT
• FURNACE UPDATES
• CONCRETE DRIVEWAY
• RENOVATED BATHROOM

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage with storage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Single-story home; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Residential lot

Interior

• Kitchen: Kitchen on main level (13 x 9); Refrigerator included
• Bedrooms: Three main-level bedrooms (13 x 12; 10 x 10; 12 x 10)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; Basement utility room (18 x 8); Basement family room (18 x 12); Living room (20 x 12)
• Laundry & utility: Utility room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (24.7% below list).
• Recommended offer: $139k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.7% 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.
• Zoned schools: Cookson Elementary School (math 62% / reading 52%, grade C+, #729 of 1,584 statewide, top 48%, 316 students, 50% FRL); Troy Junior High School (math 59% / reading 57%, grade B, #297 of 654 statewide, top 46%, 663 students, 35% FRL); Troy High School (math 58% / reading 67%, grade B-, #200 of 781 statewide, top 26%, 1,183 students, 36% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 287 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 2 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 $103k; list at $185k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,261 (24.7% 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 1957 — 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 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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $175,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Ohio Ave	0.24mi	3/1.0	912 (0%)	7mo	$189,000	$207	83
1087 Fairfield Rd	0.19mi	3/1.0	988 (+8%)	2mo	$189,900	$192	76
490 Glendale Dr	0.29mi	2/1.5 (-1)	912 (0%)	10mo	$179,000	$196	71
731 Michigan Ave	0.31mi	2/1.5 (-1)	948 (+4%)	6mo	$154,900	$163	67
1006 N Nutmeg Sq	0.37mi	3/1.0	999 (+10%)	2mo	$156,100	$156	66
604 N Market St	0.46mi	2/1.0 (-1)	885 (-3%)	5mo	$178,000	$201	64
491 E Mayfield Sq	0.53mi	3/1.5	980 (+8%)	1mo	$183,000	$187	60
1002 Frontier Dr	0.46mi	3/1.5	980 (+8%)	5mo	$200,000	$204	60
1043 Nutmeg Sq	0.51mi	3/1.0	999 (+10%)	6mo	$189,900	$190	55
1310 Saratoga Dr	0.59mi	3/1.0	999 (+10%)	7mo	$205,000	$205	51
1322 Yorktown Dr	0.60mi	3/1.5	980 (+8%)	10mo	$185,000	$189	49
454 Mayfield Sq	0.55mi	3/1.5	1,001 (+10%)	9mo	$172,000	$172	48

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: -14.8%
• Equity multiple: 0.46×
• Total profit: $-27,799
• Equity at exit: $27,584

10-year hold

• IRR: -3.4%
• Equity multiple: 0.75×
• Total profit: $-12,814
• Equity at exit: $15,995

Cash invested: $51,800 (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: 287
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$970
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-11

Break-even live

Break-even rent $1,406

Max offer price $183,101

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $42	+0% $-11	+5% $-63	+10% $-115
Rent	-10% $-121	-5% $-66	+0% $-11	+5% $44	+10% $99
Rate	-1.0pp $82	-0.5pp $36	base $-11	+0.5pp $-59	+1.0pp $-107

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 Staunton Commons Dr Troy, OH	2.0–3.0	1.0	957	$1,395	$1.46	4d	2	0.27mi
609 Michigan Ave Troy, OH	2.0	1.0	696	$1,250	$1.80	4d	1	0.34mi
1200 Bunker Hill Dr Apt D Troy, OH	2.0	1.5	900	$1,125	$1.25	21d	1	0.64mi
455 Stonyridge Ave Troy, OH	2.0	1.0	576	$1,175	$2.04	4d	5	0.69mi
1115 Stephenson Dr Unit 1115C Troy, OH	2.0	1.5	900	$1,149	$1.28	13d	1	0.72mi
1115 Stephenson Dr Unit 1265B Troy, OH	2.0	1.5	900	$1,175	$1.31	21d	1	0.72mi
1115 Stephenson Dr Unit 1255F Troy, OH	2.0	1.5	900	$1,175	$1.31	4d	1	0.72mi
906 1/2 Race Dr Troy, OH	2.0	1.0	920	$750	$0.82	4d	1	1.28mi

Listing history 3 events

1. 2026-06-08
   status $185,000 Pending 2 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $185,000 Active 2 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: $764 · $64/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$1,061/yr (+$88/mo · 138.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $16,711
• − Mortgage interest: −$10,363
• − Property taxes: −$764
• − Insurance: −$925
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$5,382
• Taxable loss: −$3,396
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $686/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

+178.2% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $185,000 WRIST
• 2026-06-05 Listed $185,000 Dayton MLS
• 2026-06-05 Listed $175,000 WRIST
• 2020-01-10 Sold (Public Records) $103,000 Public Records
• 1996-08-05 Sold (Public Records) $66,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $764 · -50.3% YoY. Source: county tax records.