1193 Twelve Mile Rd · New Richmond, OH 45157

$135,000

3 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 145 Days on market

Built 1934 1.52 ac lot ↓ 10% since listing

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

Key facts

• 1.52 acre lot
• 3 garage spots
• Built 1934

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached and detached garage; 3 garage spaces; Driveway
• Utilities: Public water; Septic tank sewer; Electric water heater; Oil heating
• Home design: Traditional single-family home; Two levels; Residential zoning; Property sits on approximately 1.517 acres; Paved road access
• Construction: Stone foundation
• Exterior features: Metal and shingle roof; Vinyl siding; Wood windows

Interior

• Kitchen: Kitchen (15 x 13)
• Bedrooms: 5 bedrooms total; Primary bedroom on level 1 (15 x 13); Bedroom 2 on level 2 (15 x 13); Bedroom 3 on level 2 (15 x 11); Bedroom 4 on level 2 (15 x 12); Bedroom 5 on level 2 (15 x 12)
• Bathrooms: 2 full bathrooms (one full bath on level 1 and one full bath on level 2)
• Interior features: Partial basement; 9 total rooms; Family room with fireplace
• Laundry & utility: First-floor laundry room (10 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in New Richmond — 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 69/100 on livability (#490 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• New Richmond Exempted Village (rural): math 51% / reading 59% proficiency, ranked #349 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 48 active listings in the ZIP; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• This rent is only 18% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $351,232
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Woodcreek Ln	0.55mi	4/2.5 (+1)	1,732 (-3%)	6mo	$319,900	$185	53
152 Ashburn Way	0.63mi	4/2.5 (+1)	1,732 (-3%)	9mo	$339,900	$196	47
149 Ashburn Way	0.66mi	4/2.5 (+1)	1,732 (-3%)	11mo	$345,539	$200	44
1226 Riebel Ridge Dr	0.58mi	4/2.5 (+1)	1,952 (+9%)	14mo	$407,500	$209	35
126 Ashburn Way	0.74mi	3/2.0	1,635 (-9%)	23mo	$339,900	$208	28
1218 Riebel Ridge Rd	0.57mi	4/2.5 (+1)	2,028 (+13%)	22mo	$232,500	$115	22
133 Ashburn Way	0.72mi	4/2.5 (+1)	2,053 (+15%)	21mo	$299,900	$146	14

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,435
• Equity at exit: $20,129

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,453
• Equity at exit: $11,672

Cash invested: $37,800 (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 45157

• Home prices YoY: -19.1%
• Active inventory: 48
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $148

Break-even live

Break-even rent $1,230

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $135,000 Active 145 DOM
2. 2026-06-17
   days on market $135,000 Active 144 DOM
3. 2026-06-16
   days on market $135,000 Active 143 DOM
4. 2026-06-15
   days on market $135,000 Active 142 DOM
5. 2026-06-13
   days on market $135,000 Active 140 DOM
6. 2026-06-13
   days on market $135,000 Active 139 DOM
7. 2026-06-09
   days on market $135,000 Active 136 DOM
8. 2026-06-08
   days on market $135,000 Active 135 DOM
9. 2026-06-07
   days on market $135,000 Active 134 DOM
10. 2026-06-03
    days on market $135,000 Active 130 DOM
11. 2026-06-02
    days on market $135,000 Active 129 DOM
12. 2026-06-02
    status $135,000 Active 128 DOM
13. 2026-06-01
    days on market $135,000 Contingency Pending 128 DOM
14. 2026-05-31
    days on market $135,000 Contingency Pending 127 DOM
15. 2026-03-13
    historical Contingency Pending
16. 2026-02-27
    price $135,000
17. 2026-01-24
    listed $145,000 Active
18. 2025-12-30
    historical 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

19. 2025-11-13
    status Active 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

20. 2025-11-10
    historical Contingency Pending 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

21. 2025-11-04
    status Active 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

22. 2025-10-08
    historical Contingency Pending 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

23. 2025-09-19
    price $147,500 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

24. 2025-06-29
    listed $150,000 Active 518-char remark

    Show marketing remark (518 chars)

    Great potential in this classic 1934 farmhouse on 1.49 acres in New Richmond! Property offers hardwood floors throughout, front and back porches, large country kitchen with walk-out, 1st floor laundry, spacious bedrooms, private back yard, and an oversized 2-car detached garage with upper loft space. BRAND NEW ROOF AND GUTTERS! Great access to St Rt 132. Less than 10 minutes from restaurants, shopping, and US 52! Estate sale-sold AS IS. Priced according to needed renovation. Back on market due to buyer financing.

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$207/yr (+$17/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $17,000
• − Mortgage interest: −$7,562
• − Property taxes: −$1,692
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,927
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,860/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: New Richmond Exempted Village
• NCES district ID: 3904555
• Math proficiency: 51% ▼ -13.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $60,612
• Composite: 47.92/100
• National rank: #2210
• State rank: #349 of 656 in OH

Livability — New Richmond

• Score: 69/100
• State rank: #490
• US rank: #8208

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

• County: Clermont · 218,829 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 9,650
• Household income: $96,875
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 5.4

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.10%
• Current HPI: 308.7478
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

10 events — show timeline

• 2026-03-13 Contingent — Cincy MLS
• 2026-02-27 Price Changed $135,000 Cincy MLS
• 2026-01-24 Listed $145,000 Cincy MLS
• 2025-12-30 Listing Removed — Cincy MLS
• 2025-11-13 Relisted — Cincy MLS
• 2025-11-10 Contingent — Cincy MLS
• 2025-11-04 Relisted — Cincy MLS
• 2025-10-08 Contingent — Cincy MLS
• 2025-09-19 Price Changed $147,500 Cincy MLS
• 2025-06-29 Listed $150,000 Cincy MLS

Property tax history

+7.7%/yr

Latest (2025): $1,692 · +28.2% YoY. Source: county tax records.