28 N Trenton St · Dayton, OH 45417

$92,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 84 Days on market

Built 1934 8,847 sqft lot

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET! Appraised higher! Do not miss this opportunity again! Discover a charming two-story residence nestled on a generous double lot, offering comfort and convenience. This home features two well-proportioned bedrooms and 1.5 baths. Home boasts a kitchen, complete with a cozy breakfast nook that includes built-in shelving and ample storage, ideal for pantry essentials. Entertain with ease in the inviting living room, with a classic fireplace, or host gatherings in the dedicated dining room. The main bathroom has been thoughtfully updated, showcasing a spacious built-in cabinet for enhanced organization. Freshly painted interiors and newer flooring throughout create a welcoming

Key facts

• Double lot
• Built-in cabinet
• Built-in shelving

Tags

• DOUBLE LOT
• KITCHEN WITH BREAKFAST NOOK
• BUILT-IN SHELVING
• DEDICATED DINING ROOM
• UPDATED MAIN BATHROOM
• BUILT-IN CABINET

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage; Carport
• Utilities: Natural gas available; Public water; Sewer available
• Home design: 2 stories
• Construction: Vinyl siding; Wood siding
• Exterior features: Porch; Lot approximately 61 x 145 (residential zoning)

Interior

• Kitchen: Kitchen on main level (11 x 7); Breakfast nook (8 x 7)
• Bedrooms: Bedroom on second level (13 x 12); Additional room on second level (18 x 12)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Wet bar; Bar; Ceiling fan(s); Decorative fireplace (one)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#716 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, amenities C-, 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: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% of the median local income ($37k/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 $642 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 + 4.1% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $93k implies a 402% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1934 — 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. 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?
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: 1.12% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $52,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 S Plaza Ave	0.28mi	2/1.0	1,218 (+2%)	3mo	$34,000	$28	82
236 Elmhurst Rd	0.52mi	2/1.0	1,245 (+4%)	2mo	$54,900	$44	68
233 Westwood Ave	0.50mi	3/1.0 (+1)	1,236 (+3%)	1mo	$45,000	$36	66
352 Huron Ave	0.59mi	2/1.0	1,240 (+3%)	2mo	$40,000	$32	65
222 N Decker Ave	0.27mi	3/1.0 (+1)	1,092 (-9%)	7mo	$70,000	$64	62
332 Roxbury Rd	0.47mi	3/1.5 (+1)	1,140 (-5%)	8mo	$129,000	$113	56
1209 Kammer Ave	0.69mi	3/1.0 (+1)	1,248 (+4%)	4mo	$40,000	$32	53
400 Burleigh Ave	0.43mi	3/1.0 (+1)	1,064 (-11%)	5mo	$31,790	$30	52
504 N Upland Ave	0.47mi	3/1.0 (+1)	1,044 (-13%)	1mo	$70,000	$67	51
467 Groveland Ave	0.62mi	3/1.5 (+1)	1,368 (+14%)	2mo	$50,000	$37	38
113 Anna St	0.70mi	3/1.0 (+1)	1,344 (+12%)	5mo	$88,000	$65	38
4530 Chesapeake Ave	0.70mi	3/1.0 (+1)	1,364 (+14%)	3mo	$65,500	$48	37

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,129
• Equity at exit: $13,852

10-year hold

• IRR: 9.6%
• Equity multiple: 1.78×
• Total profit: $20,207
• Equity at exit: $8,032

Cash invested: $26,012 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$487
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $201

Break-even live

Break-even rent $785

Max offer price $92,900

Occupancy floor 76%

Sensitivity live

Price	-10% $254	-5% $227	+0% $201	+5% $175	+10% $148
Rent	-10% $119	-5% $160	+0% $201	+5% $242	+10% $283
Rate	-1.0pp $248	-0.5pp $225	base $201	+0.5pp $177	+1.0pp $152

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.37mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.44mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	0.50mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	0.50mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	0.61mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.64mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.74mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.86mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	0.86mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.90mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.91mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.92mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	0.92mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	0.93mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	0.95mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	0.95mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.99mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.00mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.09mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.10mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	1.10mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	1.13mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	1.14mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.15mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.15mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	1.16mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	1.17mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.25mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.25mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.25mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	1.25mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	44d	1	1.35mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.38mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	4d	1	1.38mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	1.39mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.40mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	1.41mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $92,900 Active 84 DOM
2. 2026-06-17
   days on market $92,900 Active 83 DOM
3. 2026-06-16
   days on market $92,900 Active 82 DOM
4. 2026-06-15
   days on market $92,900 Active 81 DOM
5. 2026-06-14
   days on market $92,900 Active 79 DOM
6. 2026-06-13
   pricedays on market $92,900 Active 78 DOM
7. 2026-06-10
   days on market $95,900 Active 76 DOM
8. 2026-06-09
   days on market $95,900 Active 75 DOM
9. 2026-06-08
   days on market $95,900 Active 74 DOM
10. 2026-06-07
    days on market $95,900 Active 73 DOM
11. 2026-06-05
    days on market $95,900 Active 70 DOM
12. 2026-06-03
    days on market $95,900 Active 69 DOM
13. 2026-06-03
    pricestatus $95,900 Active 68 DOM
14. 2026-06-02
    days on market $99,900 ActiveUnderContract 68 DOM
15. 2026-06-01
    days on market $99,900 ActiveUnderContract 67 DOM
16. 2026-05-31
    days on market $99,900 ActiveUnderContract 66 DOM
17. 2026-04-11
    historical ActiveUnderContract
18. 2026-04-10
    price $99,900
19. 2026-03-26
    listed $105,000 Active
20. 1994-02-09
    soldstatus $18,500

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,290 · $107/mo
• Expected delta: +$159/yr (+$13/mo · 14.1%)

ⓘ 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 ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,473
• − Mortgage interest: −$5,204
• − Property taxes: −$1,131
• − Insurance: −$464
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,703
• Taxable income: $975
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,178/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 — Dayton

• Score: 65/100
• State rank: #716
• US rank: #12895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OH
• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+440.0% since first listed

4 events — show timeline

• 2026-04-11 Contingent — Dayton MLS
• 2026-04-10 Price Changed $99,900 Dayton MLS
• 2026-03-26 Listed $105,000 Dayton MLS
• 1994-02-09 Sold (Public Records) $18,500 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,131 · -1.5% YoY. Source: county tax records.