1829 Parrish Ave · Hamilton, OH 45011

$119,900

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 3 Days on market

Built 1940 3,920 sqft lot Est $166k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2 bedroom, 1 bath home in Hamilton offering great value and potential. Recent updates include new carpet and fresh paint. . The home is clean and fully functional, yet offers the perfect opportunity for cosmetic updates to add your personal touch and build equity. Ideal for both owner-occupants and investors! This home is rent ready and easy to maintain. Sold AS IS, No FHA or VA

Key facts

• 3,920 sq ft lot
• Built 1940
• Listed 3 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: On-street parking; Driveway parking
• Utilities: Public water; Public sewer; Natural gas; Electric water heater; Forced air gas heating; Central air conditioning
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Vinyl siding construction; Poured foundation; Shingle roof
• Exterior features: Vinyl windows; Shingle roof; Vinyl siding; Residential zoning; Lot dimensions about 60 x 125

Interior

• Kitchen: Kitchen approximately 9 x 14; Breakfast room approximately 10 x 10
• Bedrooms: Two bedrooms total; Primary bedroom approximately 10 x 12 (on level 2); Second bedroom approximately 9 x 10 (on level 1)
• Bathrooms: One full bathroom (on level 1)
• Interior features: Five total rooms; Basement (partial) with finished area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 13.1% 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+; 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.
• Zoned schools: Crawford Woods Elementary School (math 37% / reading 35%, grade F, #1,107 of 1,584 statewide, top 70%, 557 students, 0% FRL); Garfield Middle School (math 40% / reading 42%, grade F, #505 of 654 statewide, top 78%, 778 students, 0% FRL); Hamilton High School (math 32% / reading 51%, grade F, #515 of 781 statewide, top 66%, 2,507 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 197 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $10k; list at $120k implies a 1099% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1940 — 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: 1.52% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $166,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1640 Shuler Ave	0.20mi	4/2.0 (+1)	1,472 (-1%)	13mo	$201,500	$137	70
1691 Ray Combs Ave	0.24mi	3/2.0	1,424 (-4%)	12mo	$160,000	$112	68
1147 Shuler Ave	0.52mi	4/1.0 (+1)	1,472 (-1%)	5mo	$96,000	$65	65
1794 See Ave	0.11mi	2/1.0 (-1)	1,272 (-14%)	2mo	$129,000	$101	64
1641 Shuler Ave	0.21mi	3/1.0	1,328 (-10%)	16mo	$97,900	$74	60
1121 Grand Blvd	0.57mi	2/2.0 (-1)	1,516 (+2%)	4mo	$185,000	$122	58
1036 Weller Ave	0.68mi	3/1.5	1,572 (+6%)	2mo	$240,000	$153	55
1645 Howell Ave	0.68mi	3/2.0	1,536 (+4%)	17mo	$140,000	$91	44
1935 Howell Ave	0.64mi	4/2.0 (+1)	1,647 (+11%)	3mo	$250,000	$152	40
797 Woodlawn Ave	0.57mi	2/1.5 (-1)	1,368 (-8%)	16mo	$40,000	$29	40
1518 Pleasant Ave	0.72mi	3/1.5	1,280 (-14%)	3mo	$88,000	$69	39
1113 Grand Blvd	0.58mi	4/1.5 (+1)	1,298 (-12%)	8mo	$150,000	$116	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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $23,586
• Equity at exit: $17,877

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $75,628
• Equity at exit: $10,367

Cash invested: $33,572 (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 45011

• Rents YoY: 3.0%
• Active inventory: 197
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $677

Break-even live

Break-even rent $961

Max offer price $119,900

Occupancy floor 58%

Sensitivity live

Price	-10% $745	-5% $711	+0% $677	+5% $643	+10% $609
Rent	-10% $533	-5% $605	+0% $677	+5% $749	+10% $821
Rate	-1.0pp $737	-0.5pp $708	base $677	+0.5pp $646	+1.0pp $614

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1794 See Ave Hamilton, OH	3.0	1.0	1272	$1,800	$1.42	12d	1	0.09mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	25d	1	0.34mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	45d	1	0.56mi
1008 Fairview Ave Hamilton, OH	3.0	1.0	1080	$1,600	$1.48	3d	1	0.60mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	45d	1	0.68mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	45d	1	0.70mi
1005 Minor Ave Hamilton, OH	2.0	1.0	886	$1,495	$1.69	22d	1	0.84mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	45d	1	1.32mi

Listing history 3 events

1. 2026-06-21
   days on market $119,900 Active 3 DOM
2. 2026-06-18
   remarks 396-char remark
3. 2026-06-18
   listed $119,900 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: $967 · $81/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$452/yr (+$38/mo · 46.7%)

ⓘ 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 ≥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: $21,819
• − Mortgage interest: −$6,716
• − Property taxes: −$967
• − Insurance: −$600
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$3,488
• Taxable income: $6,556
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,551/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): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 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: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

+514.9% since first listed

6 events — show timeline

• 2026-06-18 Listed $119,900 Cincy MLS
• 2014-11-26 Sold (Public Records) $10,000 Public Records
• 2014-10-30 Listing Removed — Cincy MLS
• 2014-07-30 Listed $12,870 Cincy MLS
• 2013-12-13 Sold (Public Records) $8,500 Public Records
• 1983-05-01 Sold (Public Records) $19,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $967 · +0.6% YoY. Source: county tax records.