1290 Aldrich Ave · Finneytown, OH 45231

$139,900

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 39 Days on market

Built 1955 6,882 sqft lot Est $174k · 19% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.6/10.0
• 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

Investors take notice! 3 bedroom Ranch with updates throughout. New windows, new carpet,newer kitchen and bath. freshly painted, newer roof. Full basement. Carport and shed. Currently rents for $865 a month. Home warranty provided.

Key facts

• Level backyard
• Full basement
• Easy highway access

Tags

• FULL BASEMENT
• LEVEL BACKYARD
• DETACHED GARAGE
• QUIET ESTABLISHED STREET
• MINUTES FROM LOCAL PARKS
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas service; Gas water heater
• Home design: Traditional style single-family home; One story; Block foundation
• Construction: Aluminum and wood siding
• Exterior features: Shingle roof; Double-hung windows; ENERGY STAR windows; Cable available

Interior

• Kitchen: Counter bar; Vinyl flooring; Wood cabinets; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on level 1; Primary bedroom approximately 12 x 10; Second bedroom approximately 11 x 10; Third bedroom approximately 10 x 8
• Flooring: Vinyl floor in the kitchen; Wall-to-wall carpet in living area
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas)
• Interior features: Six total rooms; Wall-to-wall carpet in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1955 — 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: 1.16% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $173,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8734 Grenada Dr	0.15mi	3/1.0	918 (0%)	6mo	$155,000	$169	88
1315 Newport Dr	0.21mi	3/1.0	918 (0%)	5mo	$131,500	$143	86
8831 Daly Rd	0.22mi	3/1.0	918 (0%)	5mo	$199,000	$217	85
8681 Grenada Dr	0.26mi	3/1.0	918 (0%)	9mo	$150,000	$163	80
8579 Daly Rd	0.33mi	3/1.0	960 (+5%)	5mo	$149,000	$155	73
8628 Mockingbird Ln	0.55mi	3/1.0	930 (+1%)	2mo	$235,000	$253	70
8622 Mockingbird Ln	0.56mi	3/1.0	930 (+1%)	5mo	$120,210	$129	68
1052 Vacationland Dr	0.58mi	2/1.5 (-1)	914 (-0%)	4mo	$195,000	$213	62
1151 Hempstead Dr	0.41mi	3/1.0	1,020 (+11%)	7mo	$205,000	$201	56
1013 Vacationland Dr	0.69mi	3/2.0	930 (+1%)	8mo	$228,000	$245	55
1469 Hill Ave	0.63mi	2/1.0 (-1)	844 (-8%)	0mo	$159,900	$189	52
7345 Hickman St	0.65mi	2/1.0 (-1)	875 (-5%)	8mo	$158,500	$181	51

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $5,089
• Equity at exit: $20,860

10-year hold

• IRR: 16.2%
• Equity multiple: 2.57×
• Total profit: $61,332
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$734
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $331

Break-even live

Break-even rent $1,210

Max offer price $139,900

Occupancy floor 75%

Sensitivity live

Price	-10% $410	-5% $370	+0% $331	+5% $291	+10% $252
Rent	-10% $202	-5% $266	+0% $331	+5% $395	+10% $459
Rate	-1.0pp $401	-0.5pp $366	base $331	+0.5pp $294	+1.0pp $258

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	25d	1	0.33mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	25d	1	0.46mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	5d	7	0.85mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	3d	7	1.26mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	25d	1	1.33mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	17d	1	1.44mi

Listing history 33 events

1. 2026-06-21
   days on market $139,900 Active 39 DOM
2. 2026-06-18
   price $139,900 Active 36 DOM
3. 2026-06-18
   days on market $149,900 Active 36 DOM
4. 2026-06-17
   days on market $149,900 Active 35 DOM
5. 2026-06-16
   days on market $149,900 Active 34 DOM
6. 2026-06-15
   days on market $149,900 Active 33 DOM
7. 2026-06-13
   days on market $149,900 Active 31 DOM
8. 2026-06-13
   days on market $149,900 Active 30 DOM
9. 2026-06-09
   days on market $149,900 Active 27 DOM
10. 2026-06-08
    days on market $149,900 Active 26 DOM
11. 2026-06-07
    days on market $149,900 Active 25 DOM
12. 2026-06-05
    days on market $149,900 Active 22 DOM
13. 2026-06-03
    days on market $149,900 Active 21 DOM
14. 2026-06-02
    days on market $149,900 Active 20 DOM
15. 2026-06-01
    days on market $149,900 Active 19 DOM
16. 2026-05-31
    days on market $149,900 Active 18 DOM
17. 2026-05-13
    listed $149,900 Active
18. 2024-11-22
    soldstatus $10,578,000
19. 2018-01-18
    soldstatus $52,000
20. 2018-01-12
    soldstatus $52,000 Sold 231-char remark

    Show marketing remark (231 chars)

    Investors take notice! 3 bedroom Ranch with updates throughout. New windows, new carpet,newer kitchen and bath. freshly painted, newer roof. Full basement. Carport and shed. Currently rents for $865 a month. Home warranty provided.

21. 2018-01-03
    historical Accept Backup Offers 231-char remark

    Show marketing remark (231 chars)

    Investors take notice! 3 bedroom Ranch with updates throughout. New windows, new carpet,newer kitchen and bath. freshly painted, newer roof. Full basement. Carport and shed. Currently rents for $865 a month. Home warranty provided.

22. 2017-12-29
    status Active 231-char remark

    Show marketing remark (231 chars)

    Investors take notice! 3 bedroom Ranch with updates throughout. New windows, new carpet,newer kitchen and bath. freshly painted, newer roof. Full basement. Carport and shed. Currently rents for $865 a month. Home warranty provided.

23. 2017-12-06
    historical Accept Backup Offers 231-char remark

    Show marketing remark (231 chars)

    Investors take notice! 3 bedroom Ranch with updates throughout. New windows, new carpet,newer kitchen and bath. freshly painted, newer roof. Full basement. Carport and shed. Currently rents for $865 a month. Home warranty provided.

24. 2017-12-04
    listed $60,000 Active 231-char remark

    Show marketing remark (231 chars)

    Investors take notice! 3 bedroom Ranch with updates throughout. New windows, new carpet,newer kitchen and bath. freshly painted, newer roof. Full basement. Carport and shed. Currently rents for $865 a month. Home warranty provided.

25. 2004-07-16
    soldstatus $57,500
26. 2004-06-04
    soldstatus $57,500 109-char remark

    Show marketing remark (109 chars)

    PC6483 Great starter. This is a 3 bedroom ranch with hardwood floors, full basement & handicap accessible

27. 2003-10-20
    listed $65,900 109-char remark

    Show marketing remark (109 chars)

    PC6483 Great starter. This is a 3 bedroom ranch with hardwood floors, full basement & handicap accessible

28. 2003-10-01
    historical
29. 2003-07-07
    listed $69,900
30. 2003-05-26
    historical
31. 2002-11-25
    listed $73,900
32. 2002-11-22
    historical
33. 2002-05-21
    listed $74,418

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$108/yr (+$9/mo · 5.5%)

ⓘ 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: $19,543
• − Mortgage interest: −$7,837
• − Property taxes: −$1,967
• − Insurance: −$700
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$4,070
• Taxable income: $1,843
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $3,526/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

+101.4% since first listed

17 events — show timeline

• 2026-05-13 Listed $149,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $10,578,000 Public Records
• 2018-01-18 Sold (Public Records) $52,000 Public Records
• 2018-01-12 Sold (MLS) $52,000 Cincy MLS
• 2018-01-03 Contingent — Cincy MLS
• 2017-12-29 Relisted — Cincy MLS
• 2017-12-06 Contingent — Cincy MLS
• 2017-12-04 Listed $60,000 Cincy MLS
• 2004-07-16 Sold (Public Records) $57,500 Public Records
• 2004-06-04 Sold (MLS) $57,500 Cincy MLS
• 2003-10-20 Listed $65,900 Cincy MLS
• 2003-10-01 Listing Removed — Cincy MLS
• 2003-07-07 Listed $69,900 Cincy MLS
• 2003-05-26 Listing Removed — Cincy MLS
• 2002-11-25 Listed $73,900 Cincy MLS
• 2002-11-22 Listing Removed — Cincy MLS
• 2002-05-21 Listed $74,418 Cincy MLS

Property tax history

+2.5%/yr

Latest (2025): $1,967 · -1.9% YoY. Source: county tax records.