702 Middleboro Rd · Roachester, OH 45054

$88,000

3 bd · 1.0 ba · 796 sqft · SingleFamily public records · 222 Days on market

Built 1985 0.50 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and rehab specialists! Property being sold as-is and in need of renovation. Excellent location near Lebanon, Waynesville, and Caesar Creek with easy access to I-71. Great opportunity for a full remodel, tear-down, or new construction project. Inspections welcome for buyer information only. Priced for the condition perfect for those ready to take on a project and add value in a growing area.

Key facts

• Full remodel
• Excellent location
• 0.5 acre lot

Tags

• EXCELLENT LOCATION
• FULL REMODEL
• NEW CONSTRUCTION PROJECT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clinton-Massie Local (rural): math 57% / reading 63% proficiency, ranked #257 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clinton-Massie Elementary School (math 64% / reading 61%, grade B, #580 of 1,584 statewide, top 37%, 863 students, 20% FRL); Clinton-Massie Middle School (math 56% / reading 64%, grade B, #266 of 654 statewide, top 41%, 397 students, 18% FRL); Clinton-Massie High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 486 students, 21% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent is only 15% 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 $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $14k; list at $88k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,930
• Equity at exit: $13,121

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $24,866
• Equity at exit: $7,609

Cash invested: $24,640 (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 45054

• Home prices YoY: -6.8%
• Active inventory: 9
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $269

Break-even live

Break-even rent $866

Max offer price $88,000

Occupancy floor 73%

Sensitivity live

Price	-10% $319	-5% $294	+0% $269	+5% $244	+10% $219
Rent	-10% $174	-5% $221	+0% $269	+5% $317	+10% $364
Rate	-1.0pp $313	-0.5pp $291	base $269	+0.5pp $246	+1.0pp $223

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-10-23
   status Active 413-char remark

   Show marketing remark (413 chars)

   Attention investors and rehab specialists! Property being sold as-is and in need of renovation. Excellent location near Lebanon, Waynesville, and Caesar Creek with easy access to I-71. Great opportunity for a full remodel, tear-down, or new construction project. Inspections welcome for buyer information only. Priced for the condition perfect for those ready to take on a project and add value in a growing area.

2. 2025-10-23
   historical Contingency Pending 413-char remark

   Show marketing remark (413 chars)

   Attention investors and rehab specialists! Property being sold as-is and in need of renovation. Excellent location near Lebanon, Waynesville, and Caesar Creek with easy access to I-71. Great opportunity for a full remodel, tear-down, or new construction project. Inspections welcome for buyer information only. Priced for the condition perfect for those ready to take on a project and add value in a growing area.

3. 2025-10-17
   listed $88,000 Active 413-char remark

   Show marketing remark (413 chars)

   Attention investors and rehab specialists! Property being sold as-is and in need of renovation. Excellent location near Lebanon, Waynesville, and Caesar Creek with easy access to I-71. Great opportunity for a full remodel, tear-down, or new construction project. Inspections welcome for buyer information only. Priced for the condition perfect for those ready to take on a project and add value in a growing area.

4. 2014-01-22
   soldstatus $14,000 109-char remark

   Show marketing remark (109 chars)

   Nice 1 story out in the country 3 bedrooms 1 bathroom with 796 sqft. Great value with a nice detached garage.

5. 2013-12-17
   listed $14,900 109-char remark

   Show marketing remark (109 chars)

   Nice 1 story out in the country 3 bedrooms 1 bathroom with 796 sqft. Great value with a nice detached garage.

6. 2002-04-01
   soldstatus $85,000
7. 1999-09-21
   soldstatus $70,000
8. 1997-11-26
   soldstatus $66,300
9. 1994-11-03
   soldstatus $59,000
10. 1985-09-25
    soldstatus $17,000

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,479
• − Mortgage interest: −$4,929
• − Property taxes: −$1,437
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,560
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,747/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: Clinton-Massie Local
• NCES district ID: 3904639
• Math proficiency: 57% ▼ -15.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $67,062
• Composite: 52.69/100
• National rank: #1552
• State rank: #257 of 656 in OH

Livability — Roachester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 2,549
• Household income: $96,934
• Rent vs Own: 7.5% rent · 92.5% own

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 7% German 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.13%
• Current HPI: 278.0346
• 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

+417.6% since first listed

10 events — show timeline

• 2025-10-23 Relisted — Cincy MLS
• 2025-10-23 Contingent — Cincy MLS
• 2025-10-17 Listed $88,000 Cincy MLS
• 2014-01-22 Sold (MLS) $14,000 Cincy MLS
• 2013-12-17 Listed $14,900 Cincy MLS
• 2002-04-01 Sold (Public Records) $85,000 Public Records
• 1999-09-21 Sold (Public Records) $70,000 Public Records
• 1997-11-26 Sold (Public Records) $66,300 Public Records
• 1994-11-03 Sold (Public Records) $59,000 Public Records
• 1985-09-25 Sold (Public Records) $17,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,437 · -12.6% YoY. Source: county tax records.