44 Martin Ave · New Miami, OH 45011

$109,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 115 Days on market

Built 1968 8,276 sqft lot $164/sqft · 16% below area Est $130k · 16% 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 +28.4/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with tenant built-in! Very nice 2-bedroom maintenance free ranch in quiet neighborhood convenient to Hamilton, Oxford or Trenton and even the Spooky Nook sports complex. Competitively priced perfect for a first-time homebuyer or first-time investor. Mom and Dad's, this would be a great opportunity for your kids or buy on their behalf, there's not much on the market in this price range. Current owner has good rental history and is ready to let someone else take the reins. Please consider taking a look at this one.

Key facts

• 8,276 sq ft lot
• Built 1968
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#970 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools D, amenities F, commute F.
• New Miami Local (suburban): math 19% / reading 39% proficiency, ranked #587 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent is only 18% of the median local income ($92k/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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $130,423
• List price: $109,900
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 Howman Ave	0.16mi	1/1.0 (-1)	672 (0%)	3mo	$125,000	$186	85
277 Howman Ave	0.17mi	2/0.5	696 (+4%)	3mo	$40,000	$57	82
225 Highland Ave	0.18mi	2/1.0	672 (0%)	22mo	$112,000	$167	73
492 Seven Mile Ave	0.50mi	2/1.0	720 (+7%)	3mo	$123,500	$172	62
209 Howman Ave	0.08mi	2/1.0	768 (+14%)	18mo	$132,500	$173	57
126 Woodrow St	0.70mi	2/1.0	684 (+2%)	19mo	$60,000	$88	48
1354 Grandview Ave	0.74mi	3/1.5 (+1)	728 (+8%)	23mo	$50,000	$69	25

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $539
• Equity at exit: $16,386

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $24,006
• Equity at exit: $9,502

Cash invested: $30,772 (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: 196
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $289

Break-even live

Break-even rent $996

Max offer price $109,900

Occupancy floor 74%

Sensitivity live

Price	-10% $351	-5% $320	+0% $289	+5% $257	+10% $226
Rent	-10% $181	-5% $235	+0% $289	+5% $342	+10% $396
Rate	-1.0pp $344	-0.5pp $317	base $289	+0.5pp $260	+1.0pp $231

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $109,900 Active 115 DOM
2. 2026-06-17
   days on market $109,900 Active 114 DOM
3. 2026-06-16
   days on market $109,900 Active 113 DOM
4. 2026-06-15
   days on market $109,900 Active 112 DOM
5. 2026-06-13
   days on market $109,900 Active 110 DOM
6. 2026-06-09
   days on market $109,900 Active 106 DOM
7. 2026-06-08
   days on market $109,900 Active 105 DOM
8. 2026-06-07
   days on market $109,900 Active 104 DOM
9. 2026-06-05
   days on market $109,900 Active 101 DOM
10. 2026-06-03
    days on market $109,900 Active 100 DOM
11. 2026-06-02
    days on market $109,900 Active 99 DOM
12. 2026-06-01
    days on market $109,900 Active 98 DOM
13. 2026-05-31
    days on market $109,900 Active 97 DOM
14. 2026-02-22
    listed $109,900 Active 543-char remark

    Show marketing remark (543 chars)

    Investor special with tenant built-in! Very nice 2-bedroom maintenance free ranch in quiet neighborhood convenient to Hamilton, Oxford or Trenton and even the Spooky Nook sports complex. Competitively priced perfect for a first-time homebuyer or first-time investor. Mom and Dad's, this would be a great opportunity for your kids or buy on their behalf, there's not much on the market in this price range. Current owner has good rental history and is ready to let someone else take the reins. Please consider taking a look at this one.

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,447 · $121/mo
• Expected delta: +$267/yr (+$22/mo · 22.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,337
• − Mortgage interest: −$6,156
• − Property taxes: −$1,180
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,197
• Taxable income: $1,842
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $3,021/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 Miami Local
• NCES district ID: 3904613
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $40,962
• Composite: 24.43/100
• National rank: #7679
• State rank: #587 of 656 in OH

Livability — New Miami

• Score: 60/100
• State rank: #970
• US rank: #18770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Miami, OH
• County: Butler County · 381,674 people
• 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

1 event — show timeline

• 2026-02-22 Listed $109,900 Cincy MLS

Property tax history

+1.7%/yr

Latest (2025): $1,180 · +0.5% YoY. Source: county tax records.