5361 Washburn Dr · Trotwood, OH 45426

$149,900

3 bd · 2.5 ba · 1,628 sqft · SingleFamily public records · 6 Days on market

Built 1998 10,001 sqft lot Est $194k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +5.5/10.0
• DSCR +4.4/10.0
• 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 MLS

Check out this beautiful home in Westbrooke Village! 1628 sq ft of move-in ready perfection! This three bedroom, two and a half bath home offers a spacious open-concept floor plan, vaulted ceilings, fireplace, large master, large closets, custom two-car attached garage, and fenced-in backyard space, perfect for entertaining! Home is located in quiet neighborhood, close to many shopping and dining options. Neighborhood offers fantastic amenities, including a park and playground equipment, tennis courts, pool, and a community clubhouse. Its a must see!

Key facts

• Covered front porch
• Cathedral ceilings
• Double gates

Tags

• LOW MAINTENANCE EXTERIOR
• NEW DIMENSIONAL ROOFING
• COVERED FRONT PORCH
• BONUS CONCRETE SIDE DRIVE
• DOUBLE GATES
• CATHEDRAL CEILINGS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer); Cable available
• Home design: Two-story home; Frame construction with vinyl siding; Builder model: Rushmoor II; Slab foundation
• Construction: Frame construction; Vinyl siding
• Exterior features: Privacy fenced backyard; Fence; Porch; Patio

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen island; Pantry; Kitchen open to family room
• Bedrooms: Second level bedrooms (multiple); Primary/other bedroom on second level (dimensions listed in room details)
• Flooring: Laminate countertops noted (flooring type not specified)
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Cathedral ceilings; Kitchen island; Kitchen open to family room; Laminate countertops; Pantry; Walk-in closets; Vinyl windows; One gas log/wood-burning fireplace with gas starter/log lighter
• Laundry & utility: Main-level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $30 ($354/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $149,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.05% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $193,732
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6431 Westanna Dr	0.11mi	3/2.5	1,724 (+6%)	23mo	$222,000	$129	66
6331 Westford Rd	0.37mi	4/2.5 (+1)	1,790 (+10%)	8mo	$256,500	$143	55
5649 Mount Olive Ct	0.41mi	2/2.0 (-1)	1,597 (-2%)	20mo	$190,000	$119	54
822 Dalewood Pl	0.69mi	3/2.0	1,705 (+5%)	6mo	$189,000	$111	53
5670 Olive Tree Dr	0.50mi	3/2.5	1,817 (+12%)	11mo	$193,000	$106	48
6218 Weybridge Dr	0.39mi	3/2.0	1,817 (+12%)	15mo	$220,000	$121	48
5637 Wakeshire Ct	0.38mi	3/2.5	1,817 (+12%)	22mo	$205,000	$113	45
831 Glenstone Ct	0.72mi	3/2.0	1,752 (+8%)	12mo	$190,000	$108	42
5657 Westcreek Dr	0.41mi	4/1.5 (+1)	1,790 (+10%)	20mo	$250,000	$140	39
3625 Shiloh Springs Rd	0.25mi	4/1.5 (+1)	1,856 (+14%)	24mo	$182,000	$98	36

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-22,274
• Equity at exit: $22,351

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-16,420
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$786
• Tax from tax record: −$371 /mo · $4,454/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $30

Break-even live

Break-even rent $1,544

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $72	+0% $30	+5% $-13	+10% $-55
Rent	-10% $-95	-5% $-33	+0% $30	+5% $92	+10% $154
Rate	-1.0pp $105	-0.5pp $68	base $30	+0.5pp $-9	+1.0pp $-49

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Belle Meadows Dr Dayton, OH	1.0–3.0	1.0–2.5	950	$1,329	$1.40	4d	1	0.38mi
5900 Macduff Dr Dayton, OH	1.0–4.0	1.0–2.0	1104	$1,467	$1.33	4d	17	0.63mi
4724 Stonehedge St Dayton, OH	3.0	2.0	1404	$1,445	$1.03	45d	1	0.78mi
4564 Linchmere Dr Dayton, OH	3.0	3.0	1096	$1,595	$1.46	16d	1	1.27mi
5774 Courtney Ln Clayton, OH	4.0	2.5	2202	$2,300	$1.04	4d	1	1.33mi
3 W Sunrise Ave Dayton, OH	3.0	1.5	1200	$1,250	$1.04	45d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   status $149,900 Pending 6 DOM
2. 2026-06-17
   days on market $149,900 Active 6 DOM
3. 2026-06-16
   days on market $149,900 Active 5 DOM
4. 2026-06-15
   days on market $149,900 Active 4 DOM
5. 2026-06-14
   days on market $149,900 Active 2 DOM
6. 2026-06-13
   remarks 669-char remark
7. 2026-06-13
   listed $149,900 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: $4,454 · $371/mo
• Projected year-2 tax: $4,454 · $371/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 · 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: $18,975
• − Mortgage interest: −$8,397
• − Property taxes: −$4,454
• − Insurance: −$750
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$4,361
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $839/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

+15.4% since first listed

12 events — show timeline

• 2026-06-11 Listed $149,900 Dayton MLS
• 2016-06-25 Sold (MLS) $95,000 Dayton MLS
• 2016-06-24 Sold (Public Records) $95,000 Public Records
• 2016-06-20 Sold (MLS) $95,000 Dayton MLS
• 2016-05-04 Contingent — Dayton MLS
• 2016-03-25 Listed $99,900 Dayton MLS
• 2011-06-07 Sold (Public Records) $99,000 Public Records
• 2011-06-03 Sold (MLS) $99,000 Dayton MLS
• 2011-06-03 Sold (MLS) $99,000 Dayton MLS
• 2011-03-21 Listing Removed — Dayton MLS
• 2011-01-12 Listed $99,000 Dayton MLS
• 2004-07-06 Sold (Public Records) $129,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,454 · +5.7% YoY. Source: county tax records.