1903 Roosevelt Ave · New Burlington, OH 45240

$169,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 20 Days on market

Built 1961 9,060 sqft lot Est $185k · 8% 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 +19.6/30.0
• ARV discount +11.2/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors. Solid 3 bedroom rental. Long term ( 8 years) tenant in place. Cash offers only!

Key facts

• Sizable yard
• Natural light
• Functional layout

Tags

• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• SIZABLE YARD

Property features AI

Finance

• Other: Residential zoning; Lot approx. 0.208 acres (about 69 x 140); Less than 0.5 acre lot
• HOA & community: No HOA

Exterior

• Parking: Attached garage (built-in) with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: A-frame single family home; One story (entry level on level 1)
• Construction: Brick and wood siding exterior; Shingle roof; Slab foundation; Built on one level
• Exterior features: Patio; Metal fencing; Vinyl insulated windows

Interior

• Kitchen: Eat-in kitchen; Vinyl flooring in kitchen
• Bedrooms: 3 bedrooms (all on level 1); Primary bedroom approx. 12 x 12; Second bedroom approx. 10 x 10; Third bedroom approx. 10 x 10
• Flooring: Vinyl flooring in kitchen; Wall-to-wall carpet in living room
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Electric water heater
• Interior features: 5 total rooms; Wall-to-wall carpet in living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $167k (1.8% below list).
• Recommended offer: $167k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.5% in New Burlington — 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 64/100 on livability (#782 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $67k; list at $170k implies a 154% gain — meaningful room to come down on a strong offer.

Recommended offer $166,765 (1.8% below list)

Questions for the listing agent

1. Built in 1961 — 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 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. 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: 0.98% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $185,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1890 Lotushill Dr	0.09mi	3/1.0	1,000 (0%)	4mo	$189,999	$190	92
1834 Aspenhill Dr	0.10mi	3/1.0	1,000 (0%)	6mo	$185,000	$185	90
1819 Aspenhill Dr	0.15mi	3/1.0	1,000 (0%)	8mo	$180,000	$180	86
1825 Aspenhill Dr	0.14mi	3/1.0	1,000 (0%)	10mo	$195,000	$195	85
1990 Bluehill Dr	0.17mi	3/1.5	1,025 (+2%)	1mo	$180,000	$176	85
1934 Windmill Way	0.17mi	3/1.0	1,025 (+2%)	9mo	$168,000	$164	80
2047 Bluehill Dr	0.26mi	3/2.0	1,025 (+2%)	12mo	$192,000	$187	70
10956 Pleasanthill Dr	0.33mi	3/1.0	1,073 (+7%)	12mo	$180,000	$168	63
2016 Mistyhill Dr	0.32mi	3/1.0	900 (-10%)	10mo	$176,750	$196	60
2333 Merriway Ln	0.68mi	3/1.0	1,040 (+4%)	10mo	$177,500	$171	53
2347 Merriway Ln	0.69mi	3/1.0	1,040 (+4%)	12mo	$145,000	$139	51
10592 Mill Rd	0.58mi	2/2.0 (-1)	1,118 (+12%)	10mo	$214,000	$191	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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-14,518
• Equity at exit: $25,333

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $5,528
• Equity at exit: $14,690

Cash invested: $47,572 (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 45240

• Rents YoY: 3.3%
• Active inventory: 42
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$891
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $197

Break-even live

Break-even rent $1,419

Max offer price $169,900

Occupancy floor 83%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11060 Quailwood Dr Cincinnati, OH	1.0–2.0	1.0–2.0	702	$1,226	$1.75	2d	3	0.59mi
2096 Quail Ct Cincinnati, OH	1.0–2.0	1.0–1.5	725	$1,238	$1.71	2d	4	0.62mi
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,599	$1.93	2d	9	0.77mi
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	2d	1	1.18mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.31mi

Listing history 14 events

1. 2026-06-18
   days on market $169,900 Active 20 DOM
2. 2026-06-17
   days on market $169,900 Active 19 DOM
3. 2026-06-16
   days on market $169,900 Active 18 DOM
4. 2026-06-15
   days on market $169,900 Active 17 DOM
5. 2026-06-13
   days on market $169,900 Active 15 DOM
6. 2026-06-13
   days on market $169,900 Active 14 DOM
7. 2026-06-09
   days on market $169,900 Active 11 DOM
8. 2026-06-08
   days on market $169,900 Active 10 DOM
9. 2026-06-07
   days on market $169,900 Active 9 DOM
10. 2026-06-05
    days on market $169,900 Active 6 DOM
11. 2026-06-03
    days on market $169,900 Active 5 DOM
12. 2026-06-02
    days on market $169,900 Active 4 DOM
13. 2026-06-01
    days on market $169,900 Active 3 DOM
14. 2026-05-31
    days on market $169,900 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: $1,910 · $159/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$370/yr (+$31/mo · 19.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,012
• − Mortgage interest: −$9,517
• − Property taxes: −$1,910
• − Insurance: −$850
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,943
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,456/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — New Burlington

• Score: 64/100
• State rank: #782
• US rank: #14211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Burlington, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,600
• Household income: $71,947
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 693.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, China
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.84%
• Current HPI: 246.1355
• Rent YoY: ▲ 3.30%
• 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

+430.9% since first listed

14 events — show timeline

• 2026-05-29 Listed $169,900 Cincy MLS
• 2019-08-30 Sold (Public Records) $67,001 Public Records
• 2019-08-21 Sold (MLS) $67,001 Cincy MLS
• 2019-07-02 Contingent — Cincy MLS
• 2019-06-23 Listed $68,500 Cincy MLS
• 2007-10-09 Listing Removed — Cincy MLS
• 2007-05-08 Listed $73,500 Cincy MLS
• 2007-05-08 Listing Removed — Cincy MLS
• 2007-01-31 Listing Removed — Cincy MLS
• 2007-01-31 Listed $78,500 Cincy MLS
• 2006-10-12 Listed $78,900 Cincy MLS
• 1990-06-01 Sold (Public Records) $43,588 Public Records
• 1987-09-09 Sold (Public Records) $43,500 Public Records
• 1986-10-10 Sold (Public Records) $32,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,910 · -1.9% YoY. Source: county tax records.