684 Williams Ave · Hamilton, OH 45015

$150,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 7 Days on market

Built 1908 5,663 sqft lot Est $177k · 15% under

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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 +20.8/30.0
• ARV discount +14.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop renting and start building equity! Available for one week only (June 1st-June 8th) before being removed to become a permanent rental. Welcome home to this charming, incredibly clean, move-in ready home offering the perfect affordable alternative to high-priced rent. Boasting an ultra-efficient footprint, this home opens up with soaring ceilings, deep historic trim, and vinyl replacement windows that flood the space with natural light. The front living room features a classic decorative fireplace mantel, creating a beautiful anchor for your layout. The bright eat-in kitchen is a standout, complete with modern wood-plank LVP flooring, excellent cabinet storage, and convenient main-level

Key facts

• Private wooden deck
• 5,663 sq ft lot
• Built 1908

Tags

• VINYL REPLACEMENT WINDOWS
• DECORATIVE FIREPLACE MANTEL
• MODERN WOOD-PLANK FLOORING
• MAIN-LEVEL LAUNDRY HOOKUPS
• GLASS-ENCLOSED SHOWER STALL
• PRIVATE WOODEN DECK

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch single-family home; One level; Block and stone foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Vinyl windows

Interior

• Kitchen: Eat-in kitchen; Kitchen approx. 11 x 15
• Bedrooms: Two bedrooms, both on the main level; Primary bedroom approximately 14 x 11; Second bedroom approximately 9 x 15
• Bathrooms: One full bathroom on the main level with a shower
• Heating & cooling: Gas heating; Window-unit cooling; Gas water heater
• Interior features: Five total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.6% below list).
• Recommended offer: $145k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.1% in Hamilton — 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 (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $15k; list at $150k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,582 (3.6% below list)

Questions for the listing agent

1. Built in 1908 — 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 B-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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $176,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Fallert Ave	0.33mi	3/1.0	969 (+9%)	0mo	$253,750	$262	69
936 Minor Ave	0.45mi	2/1.0 (-1)	872 (-2%)	5mo	$142,500	$163	67
1027 Forest Ave	0.41mi	2/1.0 (-1)	914 (+3%)	5mo	$105,000	$115	67
920 Tiffin Ave	0.59mi	2/1.0 (-1)	888 (0%)	2mo	$185,000	$208	66
410 Laurel Ave	0.32mi	2/1.0 (-1)	962 (+8%)	1mo	$191,000	$199	66
822 Minor Ave	0.40mi	2/1.0 (-1)	836 (-6%)	2mo	$148,362	$177	65
2271 Semler Ave	0.45mi	2/1.0 (-1)	864 (-3%)	6mo	$168,900	$195	65
717 Hooven Ave	0.46mi	2/1.0 (-1)	936 (+5%)	2mo	$213,200	$228	63
1091 Tiffin Ave	0.67mi	3/1.0	936 (+5%)	3mo	$185,000	$198	57
2640 River Rd	0.46mi	2/1.0 (-1)	800 (-10%)	6mo	$135,000	$169	52
1101 Chase Ave	0.72mi	2/1.0 (-1)	792 (-11%)	6mo	$209,900	$265	38
328 Corwin Ave	0.71mi	2/1.0 (-1)	770 (-13%)	3mo	$200,000	$260	38

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,255
• Equity at exit: $22,365

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,895
• Equity at exit: $12,969

Cash invested: $42,000 (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 45015

• Home prices YoY: -24.1%
• Active inventory: 13
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$787
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $206

Break-even live

Break-even rent $1,186

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $290	-5% $248	+0% $206	+5% $163	+10% $121
Rent	-10% $91	-5% $148	+0% $206	+5% $263	+10% $320
Rate	-1.0pp $281	-0.5pp $244	base $206	+0.5pp $167	+1.0pp $127

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Fairview Ave Hamilton, OH	3.0	1.0	1080	$1,600	$1.48	2d	1	0.32mi
1005 Minor Ave Hamilton, OH	2.0	1.0	886	$1,495	$1.69	21d	1	0.51mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	44d	1	0.53mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	24d	1	0.84mi
1344 Carriage Hill Ln Hamilton, OH	1.0–2.0	1.0	730	$1,204	$1.65	2d	6	1.45mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	44d	1	1.48mi

Listing history 5 events

1. 2026-06-08
   days on market $150,000 Active 7 DOM
2. 2026-06-07
   days on market $150,000 Active 6 DOM
3. 2026-06-03
   days on market $150,000 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $150,000 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: $1,050 · $88/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$645/yr (+$54/mo · 61.4%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,350
• − Mortgage interest: −$8,402
• − Property taxes: −$1,050
• − Insurance: −$750
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,364
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,465/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,038
• Household income: $48,312
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 407.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 1% Dominican 1%
• Common ancestry: Lithuanian 2% Italian 2% Greek 1%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 6% Arabic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.41%
• Current HPI: 253.3351
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+900.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $150,000 Cincy MLS
• 2011-08-05 Listing Removed — Cincy MLS
• 2011-02-05 Listed $11,500 Cincy MLS
• 1978-07-01 Sold (Public Records) $15,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,050 · +0.5% YoY. Source: county tax records.