8796 Balboa Dr · Finneytown, OH 45231

$154,900

3 bd · 2.0 ba · 1,159 sqft · SingleFamily public records · 51 Days on market

Built 1954 6,490 sqft lot Est $194k · 20% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investor!! Money maker, house in need some fundamental improvements.

Key facts

• Large flat backyard
• Urban convenience
• 6,490 sq ft lot

Tags

• LARGE FLAT BACKYARD
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO WINTON WOODS
• URBAN CONVENIENCE

Property features AI

Finance

• Other: Directions: Galbraith to North on Daly, Left on Grenada, Right on Balboa
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached front carport with 1 carport space
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; One story; Slab foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Aluminum windows; Residential zoning; Lot dimensions approximately 58 x 110

Interior

• Kitchen: Tile floor; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms total; Primary bedroom 13 x 12 (Level: 1); Bedroom 2 12 x 12 (Level: 1); Bedroom 3 9 x 11 (Level: 1)
• Flooring: Tile in kitchen; Wall-to-wall carpet in living room
• Bathrooms: 1 full bathroom on main level; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 6 total rooms; Walkout living room; Wall-to-wall carpet in living room
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.3% in Finneytown — 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 82/100 on livability (#70 in OH, #1,092 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• 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.
• Zoned schools: Mt. Healthy South Elementary School (math 12% / reading 20%, grade F, #1,371 of 1,584 statewide, top 87%, 651 students, 0% FRL); Mt Healthy Junior High School (math 13% / reading 26%, grade F, #610 of 654 statewide, top 94%, 457 students, 0% FRL); Mt Healthy High School (math 5% / reading 25%, grade F, #704 of 781 statewide, top 90%, 828 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.09% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $193,553
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8793 Balboa Dr	0.03mi	3/1.0	1,215 (+5%)	0mo	$134,000	$110	86
1309 Aldrich Ave	0.21mi	3/1.5	1,169 (+1%)	1mo	$195,000	$167	86
8791 Grenada Dr	0.13mi	3/1.5	1,080 (-7%)	0mo	$125,000	$116	80
8997 Monsanto Dr	0.30mi	3/2.0	1,116 (-4%)	1mo	$226,000	$203	79
1144 Hempstead Dr	0.26mi	3/1.0	1,110 (-4%)	2mo	$200,000	$180	75
8609 Balboa Dr	0.19mi	3/1.0	1,080 (-7%)	3mo	$184,000	$170	73
1175 Madeleine Cir	0.19mi	4/1.5 (+1)	1,258 (+8%)	0mo	$235,000	$187	70
7352 Clovernook Ave	0.33mi	3/1.0	1,070 (-8%)	2mo	$165,000	$154	66
9265 Rambler Pl	0.73mi	3/1.5	1,172 (+1%)	2mo	$220,000	$188	60
1481 St Clair Ave	0.66mi	3/1.0	1,136 (-2%)	3mo	$160,000	$141	59
1074 Flintlock Dr	0.68mi	3/1.0	1,053 (-9%)	3mo	$120,000	$114	47
1458 Van Fleet Ave	0.60mi	4/1.0 (+1)	1,295 (+12%)	1mo	$192,000	$148	42

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $371
• Equity at exit: $23,096

10-year hold

• IRR: 13.5%
• Equity multiple: 2.27×
• Total profit: $55,017
• Equity at exit: $13,393

Cash invested: $43,372 (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 45231

• Rents YoY: 6.9%
• Active inventory: 79
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$812
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $291

Break-even live

Break-even rent $1,319

Max offer price $154,900

Occupancy floor 78%

Sensitivity live

Price	-10% $379	-5% $335	+0% $291	+5% $247	+10% $203
Rent	-10% $158	-5% $225	+0% $291	+5% $358	+10% $425
Rate	-1.0pp $369	-0.5pp $331	base $291	+0.5pp $251	+1.0pp $210

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	23d	1	0.27mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	25d	1	0.28mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	25d	1	0.54mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	45d	1	0.63mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	19d	1	0.79mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	25d	1	0.79mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	25d	1	1.01mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	5d	7	1.01mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	3d	7	1.13mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	3d	6	1.16mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	16d	1	1.19mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	18d	1	1.31mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	1.35mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	25d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $154,900 Active 51 DOM
2. 2026-06-18
   price $154,900 Active 48 DOM
3. 2026-06-18
   days on market $169,900 Active 48 DOM
4. 2026-06-17
   days on market $169,900 Active 47 DOM
5. 2026-06-16
   days on market $169,900 Active 46 DOM
6. 2026-06-15
   days on market $169,900 Active 45 DOM
7. 2026-06-13
   days on market $169,900 Active 43 DOM
8. 2026-06-13
   days on market $169,900 Active 42 DOM
9. 2026-06-09
   days on market $169,900 Active 39 DOM
10. 2026-06-08
    days on market $169,900 Active 38 DOM
11. 2026-06-07
    days on market $169,900 Active 37 DOM
12. 2026-06-05
    days on market $169,900 Active 34 DOM
13. 2026-06-03
    days on market $169,900 Active 33 DOM
14. 2026-06-02
    days on market $169,900 Active 32 DOM
15. 2026-06-01
    days on market $169,900 Active 31 DOM
16. 2026-05-31
    days on market $169,900 Active 30 DOM
17. 2026-05-01
    listed $169,900 Active
18. 2024-09-05
    soldstatus $2,250,000
19. 2018-03-30
    soldstatus $40,000 Sold
20. 2018-03-21
    historical Accept Backup Offers
21. 2018-03-20
    listed $42,900 Active
22. 2007-03-28
    soldstatus $34,900
23. 2007-02-26
    soldstatus $32,000 78-char remark

    Show marketing remark (78 chars)

    Attention Investor!! Money maker, house in need some fundamental improvements.

24. 2007-01-11
    listed $34,900 78-char remark

    Show marketing remark (78 chars)

    Attention Investor!! Money maker, house in need some fundamental improvements.

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$217/yr (+$18/mo · 10.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,252
• − Mortgage interest: −$8,677
• − Property taxes: −$1,983
• − Insurance: −$774
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$4,506
• Taxable income: $1,071
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,237/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 — Finneytown

• Score: 82/100
• State rank: #70
• US rank: #1092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finneytown, OH
• County: Hamilton County · 701,295 people
• City population: 22,186
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+386.8% since first listed

8 events — show timeline

• 2026-05-01 Listed $169,900 Cincy MLS
• 2024-09-05 Sold (Public Records) $2,250,000 Public Records
• 2018-03-30 Sold (MLS) $40,000 Cincy MLS
• 2018-03-21 Contingent — Cincy MLS
• 2018-03-20 Listed $42,900 Cincy MLS
• 2007-03-28 Sold (Public Records) $34,900 Public Records
• 2007-02-26 Sold (MLS) $32,000 Cincy MLS
• 2007-01-11 Listed $34,900 Cincy MLS

Property tax history

+3.4%/yr

Latest (2025): $1,983 · -1.5% YoY. Source: county tax records.